Beccles Lodge, Henham, Beccles, NR34 8AN
About Beccles Lodge
Beccles Lodge is a detached house in Henham, Beccles, Beccles (NR34 8AN). It has a recorded floor area of 61 m² (around 657 sq ft) and construction records dating it to before 1900. The latest certificate (May 2015) shows an F (score 27), near the bottom of the EPC scale. The recommended improvements would lift it to A (score 110), a 5-band jump. Main heating runs on oil. The latest certificate is from May 2015, so improvements made since then won't be reflected.
Held since June 1995 — that's 31 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 61 m² it sits well below the postcode median (180 m² across 6 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £254,000 sits 440.4% above the 1995 sale of £47,000. One historical planning record sits against the property in 2015.
Know exactly what you're buying at Beccles Lodge
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Beccles Lodge sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 16 May 2025
EPC Rating
Planning history
- Jul 2015AmendmentIn report
Certificate of Lawful Use - Continued Use as a residential garden
Retrospective- Documents
- 5 docs on file
- Reference
- DC/15/1821/CLE
What's in Beccles Lodge, Henham, Beccles, NR34 8AN's planning history?
Refusals, disputes and full decisions on this property and nearby, in the report.
Sales history & valuation
Beccles Lodge's modelled value sits at over four times its earliest registered sale price (1995).
£254,000
Modelled from EPC, postcode comparables.
£47,000
Recorded with HM Land Registry.
Sales timeline
18 June 1995Most recent
£47,000
Median price across the last 1 sales in NR34 8AN: £58,000 (1996–1996).
Nearby sales in NR34 8AN
Everything we know about Beccles Lodge, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
Versus the street
EPC Rating for Beccles Lodge lags the street by a wide margin.
EPC Rating
27 (F)
Street avg 62 (D)
Floor Area
61 m²
Street avg 295 m²
CO₂ Emissions
6.8 t/year
Street avg 7.0 t/year
Habitable Rooms
3 rooms
Street avg 5 rooms
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1 Council House, Wangford Road, Uggeshall
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1 Callender Houses, Barsham
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1 Big Common, Great Common Road, Ilketshall St Andrew
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The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
3/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Latitude Festival — bus stop.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
43.8dB
Night-time· 23:00 – 07:00
37.5dB